96 The Dell, Woodston, Peterborough, PE2 9QE

a small HMO for up to 4 people only

Authority: Peterborough City Council
Appeal type: ldc · Lawful Development Certificate
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Preston C

Main issues, as the Inspector framed them

Whether the use described was lawful at the time the application was made and whether the Council's decision to refuse to grant a CLUED was well-founded based on relevant facts and any relevant judicial authority

What decided it

The application was made on 19 December 2023, before the Article 4 Direction removing permitted development rights came into force on 1 January 2024, and the appellant provided sufficient evidence on the balance of probability that the property was in use as a small HMO at that date, with no contradictory evidence from the Council.

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The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

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What an account adds

Draw a red line around your site and the appraisal follows.
- Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
- Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
- Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
- Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.
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